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HomeMy WebLinkAboutZ-9016 Staff AnalysisMARCH 30, 2015 ITEM NO.: 1 File No.: Z-9016 Owner: Parks Land Company, LLC Applicant: Robert Brown Address: 9210 N. Rodney Parham Road Description: Lot 14, Towne Oaks Addition Zoned: C-3 Variance Requested: A variance is requested from the building line provisions of Section 31-12 to allow construction of a new building which crosses a platted building line. A variance is also requested from the sign provisions of Section 36-557 to allow wall signage without direct street frontage. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Lot Proposed Use of Property: New Commercial Building (Grocery Store) STAFF REPORT 0 IV C Public Works Issues: No Comments Landscape and Buffer Issues: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Staff Analysis: The C-3 zoned property at 9210 N. Rodney Parham Road is currently vacant. The property is located on the north side of N. Rodney Parham Road, just west of Reservoir Road. A commercial building (restaurant) which previously existed on the site was recently removed. An old asphalt parking area covers a portion of the MARCH 30, 2015 ITEM NO.: 1 CON'T. site. The lot contains a 40 foot platted front building line along the south property line (N. Rodney Parham Road frontage). The applicant proposes to construct a new 15,000 square foot commercial building within the west half of the property, as noted on the attached site plan. The building will house a new grocery store use. Paved parking will be located on the east and north sides of the proposed building. The proposed building will be located 30.72 feet to 36.72 feet back from the front (south) property line, after right- of-way dedication. The building will be located six (6) feet from the west side property line. The southeast corner of the proposed building will cross the front platted building line by approximately four (4) feet. The building entry will be located on the east building fagade. The applicant is also proposing to install wall signage on the east and south building facades. Section 31-12(c) of the Subdivision Ordinance requires that building line encroachments be reviewed and approved by the Board of Adjustment. Therefore, the applicant is requesting a variance from this ordinance standard to allow the new building which crosses a front platted building line. Section 36-557(a) of the City's Zoning Ordinance requires that all wall signage face street frontage. Therefore, the applicant is requesting a variance from this ordinance requirement to allow wall signage on the east side building fagade in addition to wall signage on the south front fagade. Staff is supportive of the requested building line and sign variances. Staff views the request as reasonable. The platted building line encroachment is a very minor encroachment. Only approximately 40 square feet of the building area will cross the building line. With the curvature of the street, the proposed building will appear to align with other existing buildings to the west. The proposed building exceeds the minimum 25 foot front setback as required for C-3 zoned properties. The proposed wall signage on the east fagade will provide better visibility to west bound traffic than the signage on the south fagade. The east fagade signage will also have some visibility from Reservoir Road, with the property being only one (1) lot west of the N. Rodney Parham Road/Reservoir Road intersection. Additionally, the signage will serve the building entrance which will be on the east side of the structure. Staff feels that the applicant has proposed a quality development for this site. The new development will have tremendously more landscaping (perimeter and interior) than the previous development. Staff believes the proposed building with the minor platted building line encroachment and wall signage on the south and east facades will have no adverse impact on the adjacent properties or the general area. If the Board approves the building line variance, the applicant will have to complete a one -lot replat reflecting the change in the platted front building line for the new building. The applicant should review the filing procedure with the Circuit Clerk's office to determine if the replat requires a revised Bill of Assurance. MARCH 30, 2015 ITEM NO.: 1 (CON'T.) _ D. Staff Recommendation: Staff recommends approval of the requested building line and sign variances, subject to the following conditions: 1. Completion of a one -lot replat reflecting the change in the front platted building line as approved by the Board. 2. The area of wall signage on the south and east building facades must not exceed ten (10) percent of the overall fagade areas. BOARD OF ADJUSTMENT (March 30, 2015) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 4 ayes, 0 nays and 1 absent. The application was approved.